Three dwellings proposed for Ettalong block

A single storey house at 32 Warrah St, Ettalong, is proposed to be demolished and replaced with a multi-unit housing development comprising of three dwellings.

The proposal does not comply with the Gosford Local Environmental Plan 2014 (GLEP 2014) as it has a lot size of 730 square metres when the requirement is 750 square metres.

It falls short of the side and rear setback requirements and articulation in the Gosford Development Control Plan 2013 (GDCP 2013) for residential flat buildings.

The block is flat, surrounded by residential development and in immediate proximity to Ettalong town centre, according to reports submitted to Central Coast Council to support the proposal.

Council consent would allow for the demolition of the existing house and construction of three town houses with front courtyard fencing, according to the report.

"Vehicular access is proposed via a central driveway to separate garages provided for each unit," it said.

"The proposed units provide sufficient areas to store mobile waste collection bins away from the street and clothes drying areas that would be screen from other dwellings and the public domain."

The location of the land in a Coastal Environment Area had to be assessed and was found, according to the developer's consultant not to have an impact on the coastal environment.

The site was also identified as located in a coastal use area but was also found to "not result on any impact within the coastal features located on the site".

According to the developer's consultant: "The proposed development includes a well-considered multi-unit development that will entail the upgrading of older housing stock and would be commensurate with the evolving style and density of multi-unit development within the medium density zone within the Peninsula (generally east of Ocean Beach Rd and towards Woy Woy town centre)."

In terms of the proposal's non-compliance with local planning controls for setbacks, the developer's consultant said: "In this instance the allotment is relatively narrow at 15.24 metres that creates a constraint to designing multi-unit design and provide appropriate floor area and vehicular access.

"The proposed setbacks would allow the incorporation of appropriate private open space areas behind front courtyard fencing that would have direct access to the living areas with appropriate solar access.

"The proposal would be commensurate the scale and design of multi-unit development within the medium density zone and would allow an appropriate area for the front and rear perimeter landscaping treatment as outlined within the objectives of the setbacks clause.

"Subsequently the design and siting of the villas meet the overarching objectives of the setbacks clause and is considered acceptable for the medium density residential zone.

"The proposal would be commensurate with the building setbacks that have been recently approved, established and permitted in the Woy Woy Peninsula area."

Solar access may also be an issue for neighbouring properties during the winter months.

"The development would allow greater than three hours solar access to the living areas and private open space areas of the dwellings," the consultant said.

"Given the town houses would be two storeys in height and sited upon an east-west oriented allotment, the neighbouring properties would be overshadowed during the winter months however would obtain solar access again when the season moves towards the equinox."

SOURCE:

DA55443/2018, 31 Oct 2018

Gosford DA Tracker, Central Coast Council